5 September 2023 · Planning Committee
Capel Glen, Pinfold Hill, Laxey, Isle Of Man, IM4 7hp
The proposal involves alterations and extensions to Capel Glen, a modern two-storey detached house in a varied residential street in Laxey, including a first floor extension over the existing ground floor adding a lounge, kitchen/dining area, utility, WC, and balcony with privacy screen, plus ground floor internal chan…
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The proposals do not have a detrimental impact upon the character of the existing dwelling or locality, conforming to General Policy 2, Strategic Policy 3(b), and Environment Policy 42, as the extensi…
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design, not adversely affect character, amenity, highway safety, biodiversity, etc. Officer found proposal complies as extensions integrate seamlessly, improve dwelling appearance, fit varied street scene, no amenity/highway harms, no vegetation loss.
Strategic Policy 3 - To respect the character of our towns and villages
Focuses on visual design accounting for local materials, character, identity. Proposal's design respects modern dwelling and locality's varied character.
Environment Policy 42 - character and need to adhere to local distinctiveness
Requires design to take account of local materials, character, identity including landscape features. Extensions maintain roof form, fenestration, fit street's diverse designs.
Transport Policy 7
Requires parking per standards (2 spaces per unit, one in curtilage behind dwelling front). No access/parking changes, complies with standards, no highway impacts.
Community Policy 10
Relevant to public amenity impacts. No public amenity impacts identified.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Obscure glazing on north WC window
The proposed first floor windows for the WC situated on the North elevation of the dwelling with views towards 'Glen Craig' shall be glazed with obscure glass to Pilkington Level 5 or equivalent and permanently retained as such. Reason: To safeguard the amenities of adjoining occupiers from overlooking and loss of privacy.
Balcony privacy screen
Prior to the use of the first floor external balcony approved as part of this application, the privacy screen shown on drawing No. 22 1716 06 rev A, which shall have a minimum height of 1.7m and erected on the northern elevation of the balcony shall be installed and permanently retained thereafter. Reason: To safeguard the amenities of adjoining occupiers from overlooking and loss of privacy.
No Highway Interest
No objections; height would not cause unacceptable visual intrusion; amended plans cause no further significant visual intrusion
Highway Services HDC has no interest in the application, indicating no highway concerns, while Garff Commissioners consistently raised no objections across multiple consultations, upholding their support despite neighbour objections.
Highway Services HDC
No ObjectionHighway Services HDC has no interest (NHI) in: 23/00384/B
Garff Commissioners
No ObjectionThere were no objections to the application.; due to the height of the adjacent properties the second floor would not cause unacceptable visual intrusion.
Garff Commissioners
No Objectionthe Commissioners feel that these amendments will cause no further significant visual intrusion, etc.; they have no further comments to make on PA 23/00384/B.
Garff Commissioners
No ObjectionThe ‘No-Objection’ decision submitted in response to the original submission and the submission following the circulation of amendments is therefore upheld.; The proposals make good use of the site without significant increase to the footprint.; The increase in height is in line with the height of the two adjacent buildings.; the design of the dwelling is in keeping with the clause in Housing Policy 14 which presumes for designs that are of a modern, innovative design.
Garff Commissioners
No ObjectionMembers noted that the overall height of the already approved dwelling was being reduced. There were no objections to this amended application.
